Expert opinion please, b-17 vs bahria phase 8, for a budget of 3 million for resale purpose in 2 years or so.
If Bahria Phase 8 is to be compared to any Multi Project then it should be with Multi Orchards (Multi Orchards -vs- Bahria Phase 8) because distance from 0-Point is roughly the same.
Multi Orchards is 50km and Phase 8 is roughly 40km.
On the other hand, B-17 is a lot nearer at 25km from 0-Point in even without Margalla Avenue. After Margalla Avenue completion, prices will jump to come close or touch DHA-2 inshaAllah. At that time B-17 will be a mere 11 km from Zone 1. DHA-2 is presently at 21km from zone 1.
Both B-17 and DHA-2 are in Islamabad limits but B-17 is a CDA recognized sector.
As for Bahria 8, it is far from Islamabad almost as far as Multi Orchard, but drive from Multi Orchard is a lot smoother on the Motorway. Yes one is a farmhouse scheme the other is a routine residential community, but this only shows the value of the scheme that offers 5 times bigger plots at not much difference in distance.
Both have strong dealer involvement so high variations in price. Phase 8 has better overall development standard but if margalla avenue is built this year B-17 will rise faster I think.
But PK1, there is no comparison of development standards and services between B-17 and Phase 8. Multi has just ordinary development standards. It's just that the Multi was competing with Police Foundation etc in E-11 and difference was a lot.
I am living close to Multi area for the last 6 years. No comparison with Bahria. Having said that, Multi has maintained a 15% difference with other societies in E-11. I am giving example of E-11 because that is what Multi can do.
But Malik sahab will you therefore compare E-11 to Bahria Phase 8 because of development standards ignoring locational advantage? Of course not. So you can't also compare B-17 with Bahria 8. B-17 is proper Islamabad territory. And at stone's throw from zone 1 as soon as Margalla Avenue is completed.
Besides, lets not ignore the fact that B-17, F-17 and Multi Orchard clearly have better standards than zone 1 even if not quite as good as Bahria.
SO you think b-17 will become in par with DHA 2?
AND BET . B-17 is a horse and phase 8 bahria a pony?
PROPER Islamabad territory,.....THEN BANI GALA is better, more close ,a capital territory, and one kanal= 20-30 lacks.
NO need to counter the unreasonable praise of b-17,BUT phase 8 safari valley intermingling in DHA I SECTOR f is better than b-17.
Thanks All,
I am looking for investment purpose,as per my knowledge from few CDA links, the Margalla Avenue project is almost closed & no chance of its start in near future, atleast 5 years.
Even without Margalla Avenue, B-17 stays inside Islamabad territory as a CDA sector much closer to Zone 1 as compared to Bahria 8 which is outside Islamabad and even not even close to main areas of Pindi. Big difference. From distance pointif view a better comparison is with Orchards.
Pk1. Your arguments make sense. I tried to convince some of my friends to shift from G-15 to Enclave. A lot of people want to live closer to GT Road and Motorway. A lot of people are inclined in Islamabad to live near highways as they have to travel on friday towards home city. A lot of people from Peshawar and Abbotabad work here.
I discussed with a lot of people of different circumstances. Cricketer Umar Gul is my Neigbour. He left Bahria due to same reason.
OK.. Let us view it this way..
WHY almost all overseas prefer BAHRIA and DHA inpindi/isl?
WHILE majority of the investors of b-17 prefer closeness to their home towns(regardless of the facilities or infrastructure)?
SO from this trend we can analyse the mindset ,and also the broad versus narrow mindset in vice versa views.
Labelling broad and narrow wouldn't be appropriate. But yes there are two market audience for the product. A lot of people are utilitarian and have to rush to home cities every week.
I myself was surprised when I talked to so many people about that. People cannot or donot want to cross the barrier of closeness to highways.
I would prefer development standards and services instead of closeness to travel points.
The mindset of overseas Pakistanis is to go for perceived better security of DHA and Bahria against Qabza, lawlessness, haphazard constructions, commercialization etc.
B-17 Multi offers more or less the same level of security of investment but it will take time to establish their reputation in the same way as Bahria has done with billions in advertising budget. And DHA has decades and decades of track record plus backing of the most powerful institution behind its brand.
Multi is much newer with far less advertising budget so it has to rely on network of dealers and timely delivery as best as it can in difficult circumstances of local village groupings and mafias. Even CDA faces these problems despite being a government entity with police and other resources. Bahria is known to be very rough with villagers and they are fighting hundreds of court cases related to land acquisitions etc.
Multi has neither the resources nor the style to be callous and rough with local villagers hence you see issues of unacquired land in D block of B-17 and C block of Multi Orchards. But they will deliver no doubt. This is what the brand depends on: credibility. They can't do,everything in a flash. They don't have Malik Riaz' genie in a lamp and we all know what that means in Pakistan. Let us not disparage a rising star on Pakistan's business and real estate scene just because they are using soft approach as opposed to the rough and tough option against poor people.
PK1. I don't think Multi stands anywhere in dictionary of overseas family returning or planning to return to Pak. It's just that Multi hasn't faced any competition with DHA and Bahria. If it happens in future, Multi will be dwarfed by DHA and Bahria.
Just my thought. I may be wrong.
FOR the first time i feel genuine logic in your pro b-17 stance.
Appreciate and agree with your above views. Bahria and DHA are Empires in the era ,with many controversies, But b-17 is yet to be judged ,so wait and see....
Multi doesn't have a good town planning in E-11. Its worse than Police Foundation or FECHS. All roads of Multi are 40 feet wide compared with 50 Ft of NPF. Commercial practices in residential area are going on Multi. Bye- Laws are violated but to a lesser degree than other societies in E-11.
But no doubt cleanliness is better in Multi. A small park. Security is better but no upto the mark. I personally know atleast 3 dacoities in Multi E-11/3 Markaz and that too in day timings this Ramazan.
Multi messed up by having a big big school in normal street in front of houses. The street is cul de sac too. This is the biggest mistake by Multi.
Dear AJ,
Shortest answer and my opinion Bahria phase8 is best for living and B-17 is best for investment but it's depending MA and good development.
I am agree with Dk b-17 is yet to be judged so wait and see.
I really enjoyed this thread especially B.R Malik comments really appreciate.
Regards
Will Islamabad expressway expansion project reduce the travelling time between Bahria Phase-8 and zero point or Blue Area? If yes, then why nobody talks about it whereas everybody is considering the completion of MA will reduce travelling time between B17 & zero point?
As per my view, development standard comes first and then location. Any village area near zero point cant have higher plot value than DHA2 which shows location is not the only decisive factor. Bani Gala is much closer to Islamabad as compared to DHA2, is bani gala prices higher than DHA2?
Before i start my discussion, i would like to clarify that i am not a Property Dealer; Just have 2 plots near New Islamabad Airport (Alhamdulilah). Please Read:- http://www.thenews.com.pk/Todays-News-2-297816-PM-okays-shortest-link-road-to-New-Islamabad-Airport
I would suggest better is to shift investment to the area surrounding New Islamabad Airport Main Link Road. I think now for at least next 2/3 yrs, investment center will be New Islamabad Airport. It is, therefore, my very sincere advice to all brothers that the area around NIIA is going to become Property Hub. Particularly, Genuine buyers must be aware of Risk involved in buying Property in Bahria/DHA.There are 90% Possibilities of decline in prices of Bahria/DHA due to the Approval Of Approach Road New Islamabad Airport. Because this Express Road will pass thru Top City-1/Mumtaz City. Particularly TopCity-1 is located just ahead of Main Entrance New Islamabad Airport. It will become Commercial Hub in coming 02 yrs. Rest Allah knows better
But there is so much availability of plots in Zone 2 that the supply is exceeding the demand. G-15, CDECHS, D-17, B-17, AWT, Top City, Mumtaz City, Airport enclave, F-17, D-18, G-16, F-16, Wapda Down, some PAF society near Fateh Jhang and the list goes. It's thousands of plots with less than 10% occupied by houses. All of them have average development standard.
How price will increase when supply is much more than demand. It will take long time.
PK1 and DK. Kindly comment what do you think about it.
Note: I know some of above mentioned societies are not in Zone 2 but RDA.